J'Den Is Down to Its Last Four Units, and There Are Extra Discounts on the Table
Nearly three years after J'Den sold 88% of its units on launch weekend, only four apartments remain in the Jurong East tower — and agents are advertising extra discounts of S$25,000 to S$28,000 on them.
J'Den, the 40-storey tower that replaced JCube in Jurong East, is nearly sold out. As of late October 2026, the developer's price chart lists 364 of the project's 368 units as taken — which leaves four apartments, and every one of them is big.
To shift them, sales channels are now dangling extra discounts on top of the price cuts already baked into the price list. Here is what is actually left, what the discount really means, and what a buyer should think about before making a call.
What is actually left
The leftovers are the largest, most expensive homes in the building:
- 3-bedroom, 1,141 to 1,184 sqft — one unit left, at S$3.09 million
- 4-bedroom premium with private lift, 1,485 sqft — three units left, from S$3.847 million to S$3.887 million
Everything smaller is gone. The 1-bedroom, 1-bedroom-plus-study, 2-bedroom, 2-bedroom-plus-study and 3-bedroom-plus-study layouts are all marked fully sold.
The discount is real — but read what it is measured against
Agents marketing the final units are advertising additional discounts in the region of S$25,000 to S$28,000 off the last four apartments. CapitaLand had also run a S$28,000 discount on four-bedroom units earlier in 2026, and the prices on the current list are already quoted net of developer discounts.
The catch is the starting point. URA caveats show the most recent four-bedroom sale in the project — a 1,485 sqft unit in September 2026 — went for S$3.799 million, or about S$2,558 psf. The remaining four-bedders start at S$3.847 million, roughly S$2,590 psf. So the discount trims the developer's asking price. It does not put the last units below where the project has been trading.
The three-bedroom tells a similar story. At S$3.09 million for 1,141 to 1,184 sqft, it works out to about S$2,610 to S$2,708 psf. A 1,184 sqft three-bedroom changed hands in July 2026 at S$3.084 million, or S$2,605 psf. The last three-bedder is priced in line with the project's own recent history rather than at a clearance level.
Why J'Den sold out so quickly
On launch weekend in November 2023, CapitaLand sold 323 of the 368 units — 88 per cent — at an average of S$2,451 psf, which it described as its best-selling new launch of the year to that point.
The address did most of the work. J'Den sits at 2 Jurong East Central 1, on the old JCube site, with a two-storey commercial podium at its base and a childcare centre on the second storey. A covered elevated walkway, J-Walk, links the development to Jurong East MRT interchange and the surrounding malls — Jem, Westgate and IMM — so residents can move between them without stepping into the rain.
It also sits inside the Jurong Lake District story. The area is planned as Singapore's largest business district outside the city centre, with the Jurong Region Line being built in phases to serve it.
Prices have drifted up since launch. URA data puts the median transacted psf at about S$2,479 in 2023 and about S$2,536 for 2026 so far, and the 1,485 sqft four-bedders have moved from the S$2,200s psf in 2025 to the mid-S$2,500s this year.
What a buyer should weigh up
- Quantum, not psf, is the real hurdle. The entry ticket is now S$3.09 million, and the four-bedders are about S$3.85 million. That is a small pool of buyers — which is precisely why these four are still on the shelf nearly three years after launch.
- Check which units they are. With only four left, the choice is what it is: ask about floor level, facing and afternoon sun rather than assuming the discount is a windfall.
- Completion is not immediate. Current project listings indicate completion around 2028, so buyers are paying for a home they cannot move into yet.
- Leasehold and levies. J'Den is 99-year leasehold, and a 1,485 sqft unit comes with maintenance fees to match the size.
- Confirm the discount in writing. Promotional figures circulating through agent channels are not always published by the developer, so ask the sales team for the actual number.
The bottom line
Four units out of 368 is a rounding error. It tells you the project is effectively done selling, and that the discount is a nudge to clear the last, largest and most expensive apartments — not a signal about the wider market.
If a 1,485 sqft four-bedroom at Jurong East MRT was already on your list, the extra discount is worth a conversation. If it was not, S$28,000 off does not change the arithmetic.
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Sources
CapitaLand news release on J'Den's launch weekend sales (Nov 2023)
The Straits Times — J'Den sells 88% of units on launch weekend
J'Den price and availability chart, updated 23 Oct 2026
PropKaki — J'Den URA caveats and transactions